FY2026 Fair Market Rents — Thomas County, GA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$1,001
1BR
$1,048
2BR
$1,149
3BR
$1,456
4BR
$1,521
Hours/week at min wage
122 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
+0.3%
+$4 vs FY2025 · 5-yr +46%
Voucher payment standard
$1,034–$1,264
PHAs set HCV payment at 90–110% of the 2BR FMR
Thomas County, GA
Non-Metropolitan area · GA · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $1,001 | $12,012 |
| 1-Bedroom | $1,048 | $12,576 |
| 2-Bedroom | $1,149 | $13,788 |
| 3-Bedroom | $1,456 | $17,472 |
| 4-Bedroom | $1,521 | $18,252 |
Recent 2-Bedroom FMR Trend
FY2020 $779 → FY2026 $1,149
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $1,001 | $1,048 | $1,149 | $1,456 | $1,521 |
| FY2025 | $996 | $1,034 | $1,145 | $1,475 | $1,518 |
| FY2024 | $920 | $926 | $1,068 | $1,416 | $1,473 |
| FY2023 | $765 | $769 | $943 | $1,215 | $1,373 |
| FY2022 | $633 | $638 | $839 | $1,066 | $1,283 |
| FY2021 | $594 | $597 | $787 | $983 | $1,236 |
| FY2020 | $588 | $591 | $779 | $979 | $1,236 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $89,800
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $18,050 | $21,640 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $30,000 | $34,300 | $38,600 | $42,950 | $46,350 | $49,750 |
| 80% AMI (Low) | $48,100 | $54,950 | $61,800 | $68,650 | $74,150 | $79,650 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$13,788/yr
FMR as % of Area Median Income
15.4% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$45,960/yr
$3,830/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $785 | $898 | $1,010 | $1,212 | $1,302 |
| 60% AMI Maximum | $942 | $1,077 | $1,212 | $1,454 | $1,562 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $1,001 | $1,048 | $1,149 | $1,456 | $1,459 |
| Low HOME Rent | $750 | $857 | $965 | $1,073 | $1,158 |
Compare Thomas County, GA With Other GA Metros
vs. Albany, GA MSA
vs. Athens-Clarke County, GA MSA
vs. Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area
vs. Augusta-Richmond County, GA-SC HUD Metro FMR Area
vs. Brunswick, GA MSA